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public street frontage), the following conditions of allowance (per the B -3 District) are <br />considered applicable. <br />1. The services which are provided are for the local area rather than the community <br />or region. <br />2. The traffic generated will not raise traffic volumes beyond the capacity of <br />surrounding streets. <br />3. The architectural appearance of the building housing the office use shall reflect <br />the building character of the area and shall not be so dissimilar as to cause <br />impairment of property values or constitute a blighting influence with the <br />neighborhood. <br />Uses. The types of businesses to occupy the office buildings have not been specifically <br />indicated. It is difficult to regulate uses in terms of having a local or regional service <br />area. However, considering the size of the proposed office buildings (1,120 square feet <br />each), the structures are not of a scale which typically draw from a community or <br />regional area. <br />Traffic. The proposed development would be accessed by Park Avenue from the east. <br />The City Engineer should provide comment as to the ability of the street to <br />accommodate traffic generated by the proposed use. <br />Lots. To accommodate the proposed development and allow the individual sale of the <br />office buildings, the site will need to be platted into a base lot/unit arrangement. Such <br />platting should coincide with final stage PUD approval. <br />Off - street Parking <br />Supply. The ordinance requires one space per 200 net square feet of office <br />area. As calculated below, 71 spaces are required of the proposed development. <br />Use <br />Ratio <br />Required Spaces <br />Office <br />15,680 g.s.f x .9 = 14,122 n.s.f. <br />1 space per 200 net s.f. <br />71 <br />With a total of 78 off street parking stalls being provided, off street parking supply <br />requirements of the ordinance have been satisfied. <br />To be noted is that the preceding calculation does not include basement floor <br />area. As a condition of PUD approval, basement areas should be devoted <br />exclusively to storage or the off - street parking supply should be increased to <br />reflect an increase in leasable office area. <br />Page 41 <br />